Commuter town into London South Kensington

[triz23]

Hello,

My partner and I (and our 5 year old daughter) currently rent a flat in Ealing. I work in South Kensington, where I need to be 2 to 3 times a week. My partner works from home. We are planning to buy a property this summer. Our max budget is tiny, 375-385k.
We like Ealing and our daughter is in reception and she loves the school. So, our plan A is to find a decent 2 bedroom flat in Ealing so that we don't have to move. But with our budget is going to be quite a challenge, as we have seen some 30 flats and the decent ones are mostly >420k.
Alternatively, the plan B is to move outside London and find a good commuting town and try to buy a 2 or 3 bed house, or a large garden flat.
The town would need to be within 1:15 min (door to door) from my office (South Kensington). 1:30 min could be acceptable if everything else checks in. It would need to have very good state schools and have things to do both for kids and adults (i.e nice restaurants, some shopping options, a nice high street, green areas etc...). And of course it will need to be safe.
Crucially, my partner does not drive, so the property will need to be within 20 mins walk from the station and from our daughter's school.
A major concern is the in-year transfer we would have to do for my daughter primary school.
After a lot of research we have come up with the following towns:

• Hitchin
• Tunbridge Wells
• Guildford/Godalming (these are likely not in our budget)
• Potentially Reading area but I have been reading contrasting opinions on Reading and I am not sure Caversham would be suitable for my partner who does not drive.

Thank you in advance!

I live in a neighbouring town to Hitchin and it’s a really lovely area. Great for families, very community driven, people are friendly, good commuter links. Would recommend!

Re Ealing: from a quick look on Rightmove I can see quite a few places that have been reduced and quite a few that have been on the market a while. It may be worth trying an offer on those out of budget places… the market is moving downwards I would say.

What about Hanwell? Close to Elizabeth line so fast line into Paddington. Lots of parks. Families. Etc

375k
https://www.rightmove.co.uk/properties/140082497#/?channel=RES_BUY

325k
https://www.rightmove.co.uk/properties/143700170#/?channel=RES_BUY

Yes, We have seen nearly all the flats for sale in Ealing in our budget. Unfortunately either they require a lot of work (which we can’t afford) or they have insanely high service charges which make the mortgage unaffordable. But yes, we keep looking with the hope to find the right deal for us!
As for Hanwell, yes, we are considering it. The problem is the nicer areas of Hanwell are quite far from my daughter’s school which means we would have to move her to a different school (which we are not ruling out!).

Would you recommend any specific area/village and any particular primary school?
Any area to avoid in Hitchin?
thank you!

Lovely 2 bed flat in Wimbledon

Within your budget; easy travel to South Ken via the District Line.

Great primary and state schools in the area.

Wow, would never have expected Wimbledon to be more affordable than Ealing

The Wimbledon flat is absolutely miniscule. 37sqm is smaller than many studio apartments.

OK - but it's about what's available within their budget that meets all their other requirements!

How about this one in Southfields?

You need to concentrate on transport links and what gets you to South Ken in the quickest / easiest commute. Isn't Victoria your nearest mainline station?

I am a bit confused why Hitchin and Reading are on your shortlist?

We live near Maidenhead, my DH commutes about 3 times a week. Great schools, good commute.

Please don't stay tied to an area due to a primary school, there are good primary schools everywhere - I was given this advice when we moved area with primary aged DC. Young DC are usually very good at moving and making friends

You need to work out whether space usurps location

I think you need to pick a 'line' and look at what's available. You also need to think longer term and what will give you the most options, you might not always be working in South Ken.

We needed to access west London so picked the Lizzie line and looked at various stops on the route. That's how we ended up near Maidenhead - Lizzie line & GWR for fast trains

If it helps the primary schools in Hanwell are lovely and it is a very nice place to live, very family oriented and friendly. Which school is your child in reception now?

Tunbridge Wells would definitely not be 1h15 door to door to south kensington. Closer into London on the same line could be more possible- Sevenoaks or Orpington. Sevenoaks has a lovely high street and accessible green space with knole park.

From Reading it's 25 minutes to Paddington and I can walk from Paddington station to my office in about 20-25 minutes across Hyde Park (very nice walk).
So Reading would make sense commute-wise.

Hitchin: 25 minute train ride to Finsbury park and then 10 stops on the Piccadilly.

And about Hitchin we like that it's connected to many stations in central london.

We will check Maidenhead for sure! Thanks!

She is in North Ealing primary, on Pitzhanger lane. We have many friends in Hanwell and we are definitely considering it, but the commute to school from some parts of Hanwell would be not ideal, and she would hardly get an in-year spot in all the amazing primary schools in Hanwell

We are open to small flats, but 37 square meters might be too little for a family of three (we would consider > 50).
Wimbledon is lovely though!

What would the commute to school be like from the property in Church Road ?
and can you get to work from it ?
or would you not like the property anyway ?

(I personally wouldn't consider the other one in Hanwell.)

I think hitchin will start to feel very small if partner doesn’t drive. I guess they can learn tho? A good option for schools and secondary schools

Yes I think if you are going to move areas completely with the school change etc, then it makes sense to move somewhere you can get a significantly bigger place rather than another London area.

If you are ok with a walk from the end station then you can consider anywhere that goes fairly fast into Paddington, Victoria or possibly Marylebone which opens up lots of options. Victoria at least you can get the tube if it’s raining hard!

For Victoria station you could look at Epsom, Leatherhead, Dorking, Redhill/Reigate, Oxted or even as far out as Haywards Heath. Or inner bits of Kent like Bromley, Orpington.

For Marylebone there is Amersham, Gerrards Cross, Beaconsfield, High Wycombe. For Paddington yes Reading Maidenhead as mentioned.

None of these is cheap (esp Amersham & around) but you should get more for your money than London at least.

Schools - you will I guess need to move into the right catchment area to get a place. Luckily I believe there are more spaces in early years at the moment due to a small birth rate dip. But of course sensible to call the local council or school before settling on a move.

There’s really no bad areas in Hitchin. Especially when you’re used to London! There’s so many nice towns and villages near by to choose from, with a good budget which you have you’ll get even more for your money if you go further north up to Letchworth/Biggleswade/ Baldock, but you’ll probably find them a bit sleepy compared to London and especially without driving. Hitchin is good as you have everything there really and can always get trains into London, Cambridge, etc if needed. You will get so much more for your money outside of London and imo it’s a much better life, for yourself and for children. My little one is in nursery so I can’t advise on schools but if you join a local Hitchin FB group (there’s a few) I’m sure you will get some helpful responses. I myself moved from West London too, not personally wanting to raise children there due to all the crime and general shit going on in in area, best thing we ever did!

I also work in Kensington by the way, commute is fine! Takes me same amount of time as when I lived in London, just alot more expensive but you’ll save that money back on housing.

Tunbridge Wells and Guildford (leafy Surrey ) aren’t the cheapest of places.

What about places like Flitwick or Leighton Buzzard in Bedfordshire?

Tonbridge may be another option (or villages near here). That’s on a good train route in.

I am just putting this out there as a suggestion as a lot of expensive towns have been suggested - I am not sure what you would get in any of these places for £385k

If you are looking for value for money and the 'best place to work & live' - I give you Slough

https://www.bbc.co.uk/news/uk-england-berkshire-41351549

Just be aware that Slough has its own grammar school system - super selective, which may or may not be a selling point.

Thank you, we will check all of these!

This is very helpful. Would it be possible for me to send you a DM?